There are always other options-hard money lenders, private lenders; but they are riskier and will likely have higher rates.

That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

Or in low volume areas, a public/private partnership with existing child care centers. 

@Rennell Goudeau Hi Rennell, send me a private message and we can connect.

How much private money have you raised within the last 9 months?

It's just a room and private bathroom and that unit KILLS on Booking but not really on Air or Homeaway/Vrbo.All of my 1-3 bedroom "whole unit" listings do good on Airbnb but not so much on Booking or Homeaway/Vrbo.And I have a 5 bedroom unit and it does nothing on Booking, but pretty good on Air and Homeaway/Vrbo.I think bigger units that facilitate large groups do well on Homeaway for some reason.

it will be a corporate/wellness retreat/short term rental destinationI need land that is close to the Action, but not too close, and preferably comes with two single family doors already built, so I can take advantage of Fannie Mae owner occupied loan and develop the rest of the land on my own and with private funding.Is Columbus a good market for this strategy?

Quote from @Collin Luckett: I have a couple houses I’d like to put under contract as fix and flips and would like to you private money lenders to help fund.

You also cannot use a second mortgage (from HML/private lender) for a 2-4 unit non owner property. 

II wonder if it would stand up in court that they could force you to use their contractual payment requirements on your own Private property.